6221 Corona · Bell, CA 90201

$2,290,000

70 bd · 56.0 ba · 1,160 sqft · MultiFamily public records · 8 Days on market

Built 1920 10,438 sqft lot

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Why this score? — see what drove the F grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +8.0/30.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.0/10.0
• 1% rule +1.7/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 7 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Very workable and convenient for investor or occupant. This property consists of a room two bedroom house in front, another two bedroom house in the rear and in between a two story fourplex containing four - 1 bedroom units with parking in front. THIS PROPERTY IS PART OF A GROUP OF PROPERTIES BEING LIQUIDATED BY A TRUST, the full list of the properties follow 8633 State St. , South Gate, 2876 Saturn Av. , Huntg. Park, 7035 Newell St. , Huntg. Park, 3921- 23 Olive St. and 7703 Salt Lake(both one parcel), Huntg. Park and 6221 Corona Av. , Bell. All properties are on the CRMLS multiple.

Key facts

• Fully renovated
• Spacious lot
• Private yard

Tags

• FULLY RENOVATED
• TURNKEY INVESTMENT OPPORTUNITY
• SPACIOUS LOT
• COMPREHENSIVELY REMODELED
• PRIVATE YARD
• LOW MAINTENANCE LAYOUT

Property features AI

Finance

• Financial info: Total building area reported as 4,801 (unit unspecified); Gross scheduled income: $196,380; Gross income: $196,380; Net operating income: $135,374; Operating expenses (total): $51,187; Trash expense: $5,036; Insurance expense: $7,200; Water & sewer expense: $6,222; Property is subject to rent control

Exterior

• Parking: Total 2 parking spaces (building-level); Most units report 1 garage space; one 3-bed unit has an attached 2-car garage
• Utilities: Public sewer; District/public water; Seven separate electric meters; Seven separate gas meters; One separate water meter
• Home design: Attached multi-unit property; Single-story buildings (total of 3 buildings); Property includes 1 ADU
• Construction: Year built information from assessor
• Exterior features: No pool; Curbs in the neighborhood

Interior

• Bedrooms: Seven total units: five 1-bed units, one 2-bed unit, one 3-bed unit; All units unfurnished
• Bathrooms: Most units have one full bathroom; one unit has two full bathrooms
• Interior features: Ground-level entry
• Laundry & utility: No on-site laundry (no laundry features listed)

What this means for you Summary

Snapshot

• This is a 1×2bd/1.0ba + 1×3bd/2.0ba + 5×1bd/1.0ba units multifamily listed at $2.29M.

Deal economics

• At list price, monthly cash flow is $-2k ($-29k/yr) — negative. Per door: $-339/mo.
• To cash-flow at today's rent, offer at most $1.87M (18.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.53M (33.0% below list).
• Recommended offer: $1.53M (33.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 57/100 on livability (#761 in CA) — a working-class tenant base; expect higher turnover. Strengths: commute A+; Watch: employment D+, schools F, crime D-.
• Los Angeles Unified (urban): math 29% / reading 54% proficiency, ranked #223 of 517 in CA (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 55 active listings in the ZIP; 19,697 units permitted in Los Angeles County in 2024 (9,426 in 5+ unit buildings).
• At $15,334/mo this rent would consume 302% of the median local household income ($61k/yr) (locally 6155% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $16k of loan paydown is wiped out by about $69k of value loss. Plan a longer hold.
• Los Angeles County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $1.05M; list at $2.29M implies a 118% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,533,400 (33.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
10. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.67% ✗
• Cap rate: 5.05%
• Cash-on-cash: -4.45%
• DSCR: 0.80
• GRM: 12.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -23.9%
• Equity multiple: 0.18×
• Total profit: $-522,966
• Equity at exit: $341,446

10-year hold

• IRR: -19.0%
• Equity multiple: -0.02×
• Total profit: $-652,605
• Equity at exit: $197,997

Cash invested: $641,200 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 18 Strongly Tenant-Friendly
• State California: 18 Strongly Tenant-Friendly · D+13
• County: — inherits STATE
• City: — inherits STATE

AB1482 statewide rent cap (10% + CPI). Cities (SF/LA/Berkeley) layer stricter rules. Just-cause statewide.

Methodology + full state rankings →

ZIP-level market 90201

• Active inventory: 55
• Price-to-rent: 75.8×

Monthly cashflow live

• Estimated rent: $15,334 high
• Mortgage (P&I): −$12,009
• Tax from tax record: −$1,526 /mo · $18,314/yr
• Insurance: −$954
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,220
• Net cashflow: $-2,376

Break-even live

Break-even rent $18,341

Max offer price $1,870,356

Occupancy floor —

7-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	2	1	$2,516
1× unit	3	2	$3,090
▸ 5× units	1	1	$9,730
Total (7 units)			$15,334

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $572,500
• Closing costs: $68,700
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-18
   days on market $2,290,000 Active 8 DOM
2. 2026-06-17
   days on market $2,290,000 Active 7 DOM
3. 2026-06-16
   days on market $2,290,000 Active 6 DOM
4. 2026-06-15
   days on market $2,290,000 Active 5 DOM
5. 2026-06-13
   remarks 699-char remark
6. 2026-06-13
   listed $2,290,000 Active 3 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $18,314 · $1,526/mo
• Projected year-2 tax: $18,314 · $1,526/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥91°F today · 22 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 5/10 Major 9 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $184,008
• − Mortgage interest: −$128,276
• − Property taxes: −$18,314
• − Insurance: −$11,450
• − Repairs & maintenance: −$14,721
• − Management: −$14,721
• − Depreciation: −$66,618
• Taxable loss: −$70,091
• Est. tax savings @ 24.0%: +$16,822
• After-tax cash flow: $-11,684/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Los Angeles Unified
• NCES district ID: 0622710
• Math proficiency: 29% ▼ -4.00%
• Reading proficiency: 54% ▲ 10.00%
• Median HH income: $50,403
• Composite: 35.67/100
• National rank: #4875
• State rank: #223 of 517 in CA

Livability — Bell

• Score: 57/100
• State rank: #761
• US rank: #22147

Category grades

Amenities F Commute A+ Cost of living F Crime D- Employment D+ Housing B- Health & safety F User ratings C+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bell, CA
• County: Los Angeles County · 9,444,647 people
• City population: 92,763
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 92,763
• Household income: $60,927
• Rent vs Own: 78.5% rent · 21.5% own
• Severe rent burden: 6155.0

Population outlook (Los Angeles County) Hauer SSP2

• Today (2025): 10,940,515 people
• By 2030: 11,256,481 · +2.9%
• By 2040: 11,729,929 · +7.2%
• By 2050: 11,948,407 · +9.2%
• By 2075: 11,818,114 · +8.0%
• By 2100: 10,842,928 · -0.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (94%)
• Race & ethnicity: Hispanic / Latino 94% Two or more races 44% White 3% Black 1% Native American 1%
• Hispanic origin (detail): Mexican 77%
• Foreign-born: 42% · Canada
• Languages at home: 11% English-only · Spanish 87% Arabic 1%

Political lean MEDSL · Los Angeles

• 2024 margin: Solid D (+32.9) · D 64.8% · R 31.9% · Other 3.3%
• 2008→2024 swing: -7.4pp toward R · 2008: 40.4pp · 2024: 32.9pp
• All cycles: 2024: D+32.9 2020: D+44.2 2016: D+48.0 2012: D+40.0 2008: D+40.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -571.65%
• Current HPI: 450.0128
• Rent YoY: —
• Metro: Los Angeles-Long Beach-Anaheim, CA
• State GDP YoY: ▲ 3.21%
• F500 in state: 116

Industry mix (Fortune 500 HQ in CA)

Industry	F500 HQs	Revenue
▸Technology	27	$1,492B
▸Financial Services	3	$174B
▸Retail	3	$44B
▸Insurance	3	$26B
▸Media / Entertainment	2	$115B
▸Pharmaceuticals / Biotech	2	$62B

Price history

+1479.3% since first listed

5 events — show timeline

• 2026-06-10 Listed $2,290,000 CRMLS
• 2024-07-17 Sold (MLS) $1,050,000 CRMLS
• 2024-05-06 Pending — CRMLS
• 2024-03-25 Listed $1,350,000 CRMLS
• 1988-03-30 Sold (Public Records) $145,000 Public Records

Property tax history

+5.9%/yr

Latest (2025): $18,314 · +96.3% YoY. Source: county tax records.